Updated Duplex With Two
For Sale
$185,000
Pending
11685 Mitchell St, Hamtramck, MI 48212
Updated in 2025, the two-level duplex combines an owner-ready lower residence with a separate tenant-occupied upper unit.
Property Size1,155 SF
Days on Market74
Property Features for 11685 Mitchell St
General Information
Standard status
Pending
Size
1,155 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,869
Building Details
Year Renovated
2025
Stories
2
Listing Agency:
Max Realty LLC
(313) 303-9428
Listed By:
Rafique Uddin · License #6502423811
(313) 303-9428
Source:
Exprealty
Added: Jun 9
Changed: Aug 16
Last Checked: Aug 20 at 11:46AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Max Realty LLC
Investment Insights
Based on property information with market context.
Updated in 2025, this two-level duplex provides separate living arrangements across its floors. The first floor includes two bedrooms, a living room, kitchen with dining area, and full bathroom. Upstairs, a large bedroom is paired with its own kitchen and full bathroom, creating a distinct second residence that is currently tenant occupied.
The property is located at 11685 Mitchell St in Hamtramck, Michigan. Its configuration supports use of one floor as a residence while the other generates rental income, or continued rental use of both levels. The 1,155 property size and two-kitchen layout add practical flexibility for an owner-occupant or residential income buyer.
The property is located at 11685 Mitchell St in Hamtramck, Michigan. Its configuration supports use of one floor as a residence while the other generates rental income, or continued rental use of both levels. The 1,155 property size and two-kitchen layout add practical flexibility for an owner-occupant or residential income buyer.
Key Highlights
- Updated in 2025
- Two‑level duplex with separate living areas
- First floor has 2 bedrooms, living room, kitchen, dining space, and full bathroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,339
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.13%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,780
$226.8K
Cap Rate 7%
$161,986
$162.0K
Cap Rate 9%
$125,989
$126.0K
Market Conditions
NOI Build-Up for 1,155 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$17.3K $15.00/SF
− Vacancy
−$1.1K −$0.98/SF
EGI
$16.2K $14.03/SF
− OpEx
−$4.9K −$4.21/SF
NOI
$11.3K $9.82/SF
Area
Wayne County, MI
Vacancy
6.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,780
Cap Rate 7%
$161,986
Cap Rate 9%
$125,989
Alternative Uses
Best Use
Multifamily LT 5
$162.0K
$141.7K – $189.0K
NOI $11,339 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$148.7K
$130.2K – $173.5K
NOI $10,412 @ 7.0% cap · market cap 5.63%
Theoretical Best
Specialty Retail
$213.8K
$187.1K – $249.5K
NOI $14,969 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,251
Businesses Nearby
Explore this area
Business Placement
Demographics for 48212, MI
43,192
Population
14,739
Households
2.9
Avg Household Size
29
Median Age
16%
College-Educated
68%
High-School Grad
5.3 sq mi
ZIP Area
8,149
Density / Sq Mi
$37,293
Median Household Income
$28,894
Median Earnings
$935
Median Rent
$98,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated in 2025, the two-level duplex combines an owner-ready lower residence with a separate tenant-occupied upper unit.
Where is this duplex located?
The property is located at 11685 Mitchell St Hamtramck, MI.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Updated in 2025; Two‑level duplex with separate living areas; First floor has 2 bedrooms, living room, kitchen, dining space, and full bathroom
